Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.60131, -0.15435

N10 1RF— Fortis Green, Haringey

Location and area intelligence for N10 1RF, Fortis Green, Haringey

London's quiet achiever

 

Schools 50%Safety 83/100Transport 14/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
48
Safety
83
Schools
53
Transport
14
Environment
86
Investment
33

The bottom line

N10 1RF offers low crime and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 57 min to waterloo — above average for this zone.

Less suited to Families.

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Location

N10 1RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for N10 1RF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How N10 1RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
★

Primary

Coppetts Wood Primary School

Requires Improvement · Inspected Mar 2023 · 3 min walk

KS2: 104.9

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 12 min walk

P8: +0.52A8: 58.4

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 43 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.0 incidents per 1,000 residents

Better than 59% of London
→ Stable

-34% vs borough

Crime by type

Other25%
Violence & sexual offences22%
Vehicle crime19%
Anti-social behaviour17%
Drug offences8%
Burglary5%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 1.8km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N10 district median

£615,085

Based on 141 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£3,671/m²
Price per ft²£341/ft²
Avg floor area126.6 m²

EPC breakdown

B
1%
C
16%
D
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 3%Terraced 60%Detached 2%Flat 35%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£316,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+3.4%

Total change

+114%

Market Activity

Price Velocity & Acceleration

Current Velocity

+70.8%

per year

Acceleration

+123.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 63 sales

Property Type Mix

Total: 63 sales

Detached1.6%
Semi-detached3.2%
Terraced60.3%
Flat/maisonette34.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£335k£250k-25.4%11.3
Pre-crash peak2005–2007£238k£623k+161.8%1.7
GFC & correction2009–2010£408k£378k-7.5%2
Help-to-Buy recovery2013–2016£532k£367k-31%2
Brexit uncertainty2017–2018£631k£775k+22.8%1.5
Pandemic surge2021–2021£975k£975k+0%1
Rate-rise correction2022–2023£983k£890k-9.4%2.5
Current market2024–2025£420k£718k+70.8%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Weakest performer

Flat/maisonette

-3% alpha

Terraced-1.3% α
Local
4.6%
District
5.9%
Flat/maisonette-3% α
Local
4.1%
District
7.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
East Finchley Underground StationNorthern line
20.8 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

New SouthgateNational Rail
20 min walk
East Finchley Underground StationNorthern
22 min walk
Bounds Green Underground StationPiccadilly
27 min walk
Arnos Grove Underground StationPiccadilly
28 min walk
West Finchley Underground StationNorthern
32 min walk
No bus stops within 400m

23

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge65 min ↑
Victoria58 min ↑
Waterloo ★57 min
Canary Wharf69 min ↑
City62 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)201
Nearest car park462m
Santander docks (800m)0
Nearest cycle dock4.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COLNEY HATCH LANE SURGERY

192 COLNEY HATCH LANE, MUSWELL HILL, N10 1ET

6 min walk

65%

Recommend GP

65%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalFinchley Memorial Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Furlong (495 m)

Nearest supermarketPlanet Organic · 1.5 km
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

Rishin's Food & Wine Store476 m
Colney Supermarket509 m
Colney Food & Wine553 m
Muswell Hill International Food Centre577 m

Nearby cafes

Harmony434 m
Hatch Cafe & Gelateria436 m
Exotic Cafe Bar500 m
Holybella532 m

Nearby restaurants

Fish and Chips430 m
Nori437 m
Taste of Nawab479 m
John's Pizza486 m

Nearby pubs

Furlong495 m
Clissold Arms1.2 km

Nearby gyms

Powerleague Barnet516 m
Muswell Hill Bowling Club1.1 km
The Muswell Hill Club1.1 km

Nearby pharmacies

Abbot Pharmacy473 m
Food hygiene (5-star)61% of 23

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

DOCTOR AESTHETICS LTD
JCW INCLUSIVE MOVEMENT AND WELL-BEING CIC
WOMEN IN OFFICE DESIGN LTD

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

38.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,323m
Crossrail 2 route6,077m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,041 nationally

2,683

Est. population

12,617/km²

62%

Employed

50%

Degree educated

£46,300

Median income

5.5%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

29%
18%
24%
20%
Under 1829%
18–3418%
35–4924%
50–6420%
65+9%

Tenure

16%
31%
17%
33%
Own outright16%
Own (mortgage)31%
Private rent17%
Social rent33%
Shared ownership4%
Rent free1%

Ethnicity

37%
19%
14%
White British37%
White Other19%
Asian10%
Black14%
Mixed12%
Other9%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household30%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Social rent33%
Private rent17%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
100%
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
140 homes · COPPETTS WOOD HOSPITAL, COPPETTS WOOD HOSPITAL, COPPETTS ROAD, N10
Pipeline pressure
NONE

Named schemes (500m)

COPPETTS WOOD HOSPITAL, COPPETTS WOOD HOSPITAL, COPPETTS ROAD, N10140 homes
completed
Residential part of Lynx Depot, Residential part of Lynx Depot, Coppetts Road, N10126 homes
completed
Coppetts Wood Hospital, Coppetts Wood Hospital, Coppetts Road, N10 1JN77 homes
completed
Land at, Land at, Gilson Place, and Coppetts Road, N10 1PJ39 homes
completed
131, 131, COPPETTS ROAD, N1010 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.6%
Ward turnout
54%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Dawn BarnesLib Dems
Michael BrookesLabour
Daniela ParryLabour

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Key facts for N10 1RF

Full postcodeN10 1RF
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.601314
Longitude-0.154347
Parliamentary constituencyHornsey and Friern Barnet
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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